10-12-2015 Council Packet - Laserfiche WebLink

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15-3770 460 Orchard Park Road October 7, 2015 Page 3 Proposed Buildings. The revised preliminary plat drawing indicates potential locations for proposed pole barns on each Lot. In both cases the proposed barns would be located nearer to Orchard Park Road than the residence structure, requiring a variance to the zoning code provisions that do not allow accessory structures nearer the road than the principal structure. In both lots, the principal structure is proposed to be near the rear of the property. Council should discuss whether those variances might be supported if applied for. The proposed pole barn location in Lot 1 appears to be sandwiched between the road and the wetland setback. The feasibility of this location for a pole barn is questionable depending on the size of that building. Because an undeveloped platted 33’ road corridor, abuts the rear of both lots, staff reviewed the zoning definition of ‘through lot’ to determine whether these lots would be considered as such. If so, the accessory barns would have to meet principal structure setbacks (100’ front & rear, 50’ sides). The proposed barn location on Lot 1 would not meet a 50’ side setback as drawn. However, the definition of through lot is based on having streets at either end; the definition of a street is a dedicated public right-of-way “not less than 50’ in width which affords a primary means of access to abutting property”. It would be a reasonable conclusion that the undeveloped 33’ rear road corridor does not provide primary access to abutting properties, and therefore these cannot be considered as through lots. Driveway Access. Access to both lots is via a shared 20’ driveway in Outlot B, branching off to two individual driveways. The corridor created by Outlot B at 90’ in width is extremely wide as compared to the typical 30-50’ outlot for a shared driveway. It appears that the extra width is necessary to accommodate the topography and wetlands and allow for a somewhat curvilinear driveway without creating a more complex outlot configuration and description. The northerly driveway branch for Lot 1 appears to be the only viable location for a driveway. In addition to the wetland impacts noted above, this driveway will require a variance to the City’s 5’ lot line setback to driveway requirement, and needs to provide for the appropriate floodplain and drainage management facilities. Further review by the City Engineer and MCWD is anticipated. The driveway length for Lot 1 extending from the point at which the shared driveways converge is approximately 900 feet. Fire Chief Van Eyll has indicated that if the house is sprinkled (fire suppression sprinklers) that driveway can be as narrow as 12’. It is proposed at 10’, which will have to be expanded to 12’. If the house is not sprinkled, the driveway should be 20’ in drivable width wherever it can be made that wide. In either case, a loop should be incorporated into the driveway near the house for emergency and service vehicle maneuverability. Conservation Design. The Conservation Design Report (Exhibit B) describes the existing landscape as “a mixture of grassland, wetland and small woodlots around the homestead and between fields”. With the homes being proposed quite far from Orchard Park Road and the use of the shared driveway, views into the site will continue to reflect the rural character typical of the 5-acre zone. The Conservation Design Master Plan indicates the proposed development will maintain wetland characteristics and existing drainage patterns. The proposed Vegetation Management Plan